Model valuation£417,0008 Busby Close
Local market context
21 Bedford Road, Horsham, RH13 5BL
Estimated value
£628,000
- Since the 2000 sale (£195,000)+222%
- Against RH13 5BL's recent median (£507,500)+24%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
166 m²
1787 sq ft
Energy rating
D
Score 61
Council tax
Band D
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£628,000
- Against its 2000 sale (£195,000)+222%
- Against RH13 5BL's recent median (£507,500)+24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Bedford Road is modelled from its 166 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 5BL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
166 m² from the EPC lodged in April 2013
Sales of this home
2 sales recorded, the latest in 2000
Recent sales in RH13 5BL
5 sales, median £507,500 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
21 Bedford Road's estimated value is more than triple its earliest registered sale price (1998).
Sales timeline
22 October 2000Most recent
£195,000
+18.2%over 1 year3 December 1998
£164,950
Median price across the last 5 sales in RH13 5BL: £507,500 (2026–2021).
What this page doesn't show
1 potential issue has already been flagged for 21 Bedford Road, Horsham, RH13 5BL. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 21 Bedford Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Bedford Road is a semi-detached house in Horsham (RH13 5BL). It has a recorded floor area of 166 m² (around 1787 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (April 2013) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from April 2013, so improvements made since then won't be reflected.
It hasn't traded since October 2000, a hold of 26 years that's notably long for the area. At 166 m² the property is well over the postcode median (118 m² across 14 EPCs), placing it in the larger end of the local stock. Across 1998–2000, sale prices on this property compounded at 9.3% per year. Today's modelled estimate of £628,000 sits 222.1% above the 2000 sale of £195,000. On a £-per-square-foot basis, the last sale (£109/sq ft) was about 56.6% below the postcode norm.
Before you decide
Everything you need to know about 21 Bedford Road
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
21 Bedford Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 21 Apr 2023
Current Certificate
Apr 2013EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 April 2023
Planning history
Applications and permits filed against 21 Bedford Road, Horsham, RH13 5BL, sourced from the PlanIt planning register.
21 Bedford Road has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bedford Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 21 Bedford Road lags the street by a wide margin.
Price per m²
£1,175
Street avg £3,677
Floor Area
166 m²
Street avg 128 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.6 t/year
Street avg 6.9 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Horsham district page.
Rail-style transport is unusually close for this postcode.
Crime
118/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Clarence Road — bus stop.
Closest school
0.8 km
St Mary's CofE (Aided) Primary School. 18 schools nearby.
Nearest schools
- St Mary's CofE (Aided) Primary SchoolPrimary767m
- The Forest SchoolSecondary889m
- Millais SchoolSecondary913m
- Kingslea Primary SchoolPrimary1.1km
Nearest stops
- Clarence RoadBus stop123m
- Melksham CloseBus stop297m
- Elm GroveBus stop300m
- Denne RoadBus stop326m
Most reported crime locally
- Violence & Sexual Offences646 reports36%
- Anti-social Behaviour339 reports19%
- Criminal Damage & Arson170 reports10%
- Public Order135 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around RH13 5BL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.4dB
Night-time· 23:00 – 07:00
40.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£646k
1 Crawford Gardens
RH13 5AZ
4 bed3 bath
£689k
1 Clarence Road
RH13 5SJ
£712k
1 Bunting Close
RH13 5PA
4 bed1 bath
£551k
1 Comptons Mead, Comptons Lane
RH13 5NW
4 bed2 bath
£522k
1 Chesworth Crescent
RH13 5AN
£503k
1 Boxall Walk, Brighton Road
RH13 5DL
3 bed
£861k
1 Bedford Road
RH13 5BL
6 bed
£443k
1 Burford Road
RH13 5SP
3 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 21 Bedford Road is modelled from its 166 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 5BL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 21 Bedford Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 21 Bedford Road was lodged in April 2013 at band D and expired in April 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 21 Bedford Road. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 18 schools and 30 stops listed are measured in a straight line from RH13 5BL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Bedford Road is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 21 Bedford Road, Horsham, RH13 5BL. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RH13 5BLSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 21 Bedford Road, Horsham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales